III. Analysis of Alternatives
Identification and Analysis of Potential Alternatives
The challenges presented by this project have been in large part due to the innovative, voluntary participation, nature of assessing participation. The intent, and the result, has been to achieve a consensus and significant level of interest without the divisive, and costly legal battles, so often seen in conventional special assessment wastewater projects.
However, by its very nature, voluntary participation presents planning challenges. Principle is the inability to assess precise costs, particularly for those properties who's only option and preferred choice will be to construct a community cluster system.
In many ways, the SWQIF application as currently designed requires a level of engineering cost-based design not normally required until the Design phase. As a result all costs have been estimated high.
In creating this Project Plan for Lake and Benzonia Townships much has been learned and processes created, and recorded, which will significantly assist future communities to chose decentralized, voluntary wastewater projects as their preferred option. By first creating informed consent and consensus, that collecting, treating and recycling wastewater where it is generated within existing communities, this Project has created a strong sense of community ownership and participation in making planning decisions. So often the reverse is true.
1. No Action: Although MDEQ considers holding tanks as system failures, if they are regularly maintained and emptied they serve their purpose. The 'no action' alternative would leave all the current 217 holding tank owners on the same 'pump and haul' schedule and require all future systems in the same locations to switch to holding tanks when their current systems fail to meet Benzie Code.
2. Optimum Performance of Existing Facilities:
i) Failed conventional systems within the area can be replaced with either:
a) a replacement conventional system, in total or partial, depending on site conditions.
b) an advanced treatment system for that individual property, depending on site conditions.
Benzie Code is in the process of a modification which will allow construction of mound systems, in certain circumstances, in areas previously not permitted.
c) a holding tank if no other option exists, depending on site conditions.
d) an add-on component to remediate a current system, depending on site conditions.
ii) Where suitable treatment site conditions exist, and property owners are in agreement to form an association to cooperatively purchase land for treatment, construct and maintain a private community system - a 'cluster' type package system is a viable option.
Please refer to the attached Spreadsheets: Benzie County Onsite Project Present Worth i-x.
3. Regional Alternatives
All properties within the 2 Township service area fall within the legal collection boundary of Betsie Lake Utility Authority treatment plant. Continued use of this facility will be dependent on future capacity. The Village of Honor has stated its intent to accept septage at its facility.
However, the availability of regional treatment facilities does not alleviate the conditions of those most adversely affected within the Project Service Area. Act 381 of Public Acts of 2004 require all septic tank and holding tank wastes generated with 15 radial miles of a treatment plant that accepts that waste to be disposed of in a treatment facility and not be land disposed. All of the study area falls within that 15 mile radius. Since the adoption of Act 381 in 2004 and the opening of the BLUA facility, there has been a reduction in pumping frequency in both septic and holding tank systems. It is believe that the increased cost of pumping, approximately 100%, has discouraged that pumping
Residents of Crystal Lake, one of the area's largest lakes, first investigated building a conventional sewer system in 1979, but this idea was rejected due to the cost of the project (estimated at $17 million). Homeowners also worried that sewers would lead to further development. The preponderance of seasonal useage in 1979 is not the case now- the majority of those served by this project are, or plan to be, year round residents. Being committed environmental stewards, the community desires a solution that will protect both the rural environment and their quality of life and be cost efficient. Using 2007 Consumer Price Index, the 1979 estimate for sewering Crystal Lake alone would at least double - the principle reason being the regional topography requiring force mains, pumps and lift stations and the distance.
IV. Selected Alternative
A. Description of the Selected Alternative
1. Relevant Design Parameters & 2. Controlling Factors
At this stage, without individual firm commitments to participate, the exact tabulation of the number and location of participants is estimated.
These figures are based on public response either at public meetings, via the e-List, by mail or by telephone call.
The purpose of creating this Project Plan is to define the area to be served and list the controlling factors of:
i: soils
ii: water table
iv: lot size
v: County and Lake Township Planning and Zoning regulation
vi: Benzie-Leelanau Health Department Onsite Wastewater and Well permitting and regulatory processes.
vii: topography
With emphasis on water quality, systems will be required to protect and enhance the natural environment and must be designed to improve existing built properties, not to create conditions where a previously unbuildable parcel may be developed in the future.
3. Project Maps: Attachment x.
See attached topographic and satellite imagery of the principle areas to be served.
See attached soils catalog and suggested suitability of systems
4. Sensitive Features
i) For detailed Water Quality Reports and information for Crystal Lake See:
http://www.clwf.org/ecology.htm#Water_Quality_Monitoring
Appreciation and gratitude for participation of Crystal Lake Watershed Fund.
ii) For detailed Water Quality Reports and information for Platte Lake See:
http://www.platte-lake.org/Latest_Info.html
Appreciation and gratitude for participation of Platte Lake Improvement Assoc.
iii) For detailed Water Quality Reports and information for Little Platte Lake See:
http://www.littleplattelake.org/wastewaterpilot.htm
Appreciation and gratitude for participation of Little Platte Lake Association.
See Attachment: BENZIE COUNTY OPEN SPACE & NATURAL RESOURCES PROTECTION PLAN Chapter Four attached as an addendum.
5. Schedule for Design and Construction:
A Request For Qualifications is currently in preparation.
Upon approval, those qualified will be placed on a list of Preferred Providers.
During the period July 1 - September 30, individual property owners will be asked to indicate a commitment to participate in order for RFP's for systems appropriate for each individual location to be published and reviewed.
Prior to and subject to SWQIF approval, loan commitments will be prepared, designs reviewed and permitted.
Subject to all conditions being met - construction may begin Spring 2008.
6. Cost Summary:
Please refer to the attached Spreadsheets: Benzie County Onsite Project Present Worth i-x.
Cost Estimates 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10a | 10b (continuation of 10)
[NB: These cost estimates have been prepared to show the general, 'worst case' scenarios of EXAMPLES of certain types of systems. Each individual situation will be different.]
Estimates have been prepared based on probable participation in mainly community cluster systems.
Because of the change in Benzie Code - some sites may now qualify for Mound systems.
Because of the sensitivity to surface water proximity certain sites may be required to consider phosphorous mitigation.
Some conventional systems will be able to merely be replaced with new bed or trench systems.
The cost of cluster collection may be artificially high but has been set to anticipate the need to transmit effluent to suitable soils at distance and the varying price to purchase treatment sites.
Legal costs to prepare loan and authorizing documents for each property owner is dependent upon the system chosen and cannot be averaged with any degree of certainty at this stage.
B. Authority to Implement the Selected Alternative
An Inter Local Governmental Agreement exists between the Townships of Benzonia, and Lake in the County of Benzie, Michigan to facilitate application for wastewater mitigation planning funds under the Michigan Department of Environmental Quality State Revolving Fund ("SRF") program or Strategic Water Quality Initiatives Fund ("SWQIF") program.
A Project Oversight Committee comprising the Supervisor and Treasurer of Benzonia and Lake Townships plus the Director of Benzie_Leelanau District Health Department will ensure that all regulatory and fiscal accountability for this Project is met and maintained. This Project Oversight Committee will ensure that Responsible Management Agencies will assume responsibility for administration and coordination, loan origination and collection, legal services, design and construction permitting.
The TOWNSHIP OF BENZONIA AND LAKE, MICHIGAN shall EXECUTE A CONTRACT FOR SERVICES with Northwest Michigan Onsite Wastewater Task Force [501(c)3] and Benzie-Leelanau District Health Department to submit, conduct and implement the SCOPE OF WORK to be identified in the SWQIF Application on behalf of the multi jurisdictional entity created by virtue of this Inter Local Government Agreement.
C. User Costs:
Please refer to the attached Spreadsheets: Benzie County Onsite Project Present Worth i-x.
These costs are provided to compare options for each property owner to consider.
V. Environmental Impacts and Mitigation
A concern has arisen in the last two years in the study area. With the 100% ($125 to $250) increase in costs of pumping septic and holding tank systems, there has been an increase in reports of individuals failing to pump there septic and holding tanks. The Benzie-Leelanau District Health Department staff has indicated that there has been an increase in complaints of holding tanks over flowing to the ground surface. The fact that there are over 200 holding tank systems in the study area makes policing each and every on a difficult task. It is foreseen that this problem will increase as costs continue to increase. This will likely increase the concern for public health in the study area.
Addressing quality, continual wastewater provision on built properties surrounding these major water resources will be of incalculable value; for water quality, property value, planning purposes and quality of life.
Creating a model for implementing a performance-based process can then be applied to future property owner situations. Although creation of, and participation in, community cluster systems is voluntary - owners have the option of planning for future requests to join. The recommended choice for such systems is modular - to add capacity as needed in the future.
Because the suggested options require minimal disturbance of the ground and landscaping, it is not anticipated there will be any environmental impact. These are site specific options, not major infrastructure construction projects. The intent is to comply with the directives and spirit of:
BENZIE COUNTY 2020 COMPREHENSIVE PLAN [attached as an addendum]
Prepared by the Benzie County Planning Commission October, 2000 and
BENZIE COUNTY OPEN SPACE & NATURAL RESOURCES PROTECTION PLAN
Prepared by: Open Space and Natural Resources Protection Committee For the Benzie County
Planning Commission and the Benzie County Board of Commissioners April 2002:
[Chapter Four attached as an addendum]
VI. Public Participation
A. Public Meetings on Project Alternatives: See Following
B. The Formal Public Hearing: Formal Notice as published in the Record Patriot newspaper.
Written comments will be Received and Answered as stated
C. Adoption of the Project Plan at a Special Joint Meeting of Benzonia and Lake Townships following the Public Hearing to be held on June 22.
NOTICE OF PUBLIC HEARING
The Townships of Benzonia and Lake, having previously entered into a Interlocal Government Agreement, will hold a public hearing on the proposed septic system upgrade project for the purpose of receiving comments from interested persons.
The hearing will be held at 7:00 p.m. on June 22, 2007 at the following location: 6051 Frankfort Highway, Benzonia, MI 49616, Conference Rooms A & B. (Benzie Community Resource Center)
The purpose of the proposed project is to upgrade failed and substandard septic systems.
Project construction will involve replacement of existing substandard on-site and holding tank systems with properly designed and maintained individual and cluster on-site septic systems.
Impacts of the proposed project include improved treatment of existing on-site systems, long term reduction of the number of holding tank systems, reduction of residence costs and reduction of surface water and groundwater impacts by substandard systems.
The estimated cost to users for the proposed project will be in a range that will vary according to the specific on-site solution. General estimates will be from $5,000 to $30,000 per user.
Copies of the plan detailing the proposed project are available for inspection at the following location(s):
Benzonia Township Offices, 1020 Michigan Avenue, Benzonia, MI 49616
Lake Township Offices, 5153 Scenic Highway, Honor, MI 49640
Benzie-Leelanau District Health Dept., 6051 Frankfort Hwy., Benzonia, MI 49616
Darcy Library of Beulah, 7238 Commercial, Beulah, MI 49617
Benzonia Public Library, 891 Michigan Avenue, Benzonia, MI 49616
Written comments received before the hearing record is closed on June 22, 2007 will receive responses in the final project plan. Written comments should be sent to:
Benzonia Township, Att: Clerk, P.O. Box 224, Benzonia, MI 49616
Lake Township Offices, 5153 Scenic Highway, Honor, MI 49640
©2007 NWMOWTF
